House prices in 'TN11 0', Hadlow
Price per square foot data and charts revealed. Latest statistics for the housing market in 'TN11 0' (Hadlow, Hildenborough) - calculated on 11 April 2026.
Defining 'TN11 0'
This analysis is limited to properties whose postcode starts with "TN11 0", this is also called the postcode sector. There are no official postcode sector names so I've just labelled it TN11 0, Hadlow. It is shown in red on the map below.
Want to change geography?
You can click on the map above to change to a neighbouring sector, or you can use the search form below.
Price per square foot
Knowing the average house price in TN11 0 is not much use. However, knowing average price per square foot can be quite useful. Price per sqft allows some comparison between properties of different size. We define price per square foot as the sold price divided by the internal area of a property:
£ per sqft = price ÷ internal area
For example in February 2026, 51, Baker Lane, Hadlow, TN11 0FA sold for £480,000. Given the internal area of 1,044 square feet recorded on the EPC, the price per sqft is £480,000 ÷ 1,044 sqft = £459.
England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-). You can change your prefered units from square meters to square feet for all the graphs and charts on TN11 0 and elsewhere. Just visit the My Account page and look for the m2 to ft2 toggle switch. Alternatively just multiply everything by 10, move a decimal place to go from sqm to sqft and you'll be close enough as 1 sqm = 10.76391 sqft.
Distribution of £ per sqft for 'TN11 0' vs 'TN11'
The chart above is called a histogram, it helps you see the distribution of house price per sqft in TN11 0 To make this chart we put all the sales data into a series of £ per sqft 'buckets' (e.g. £414 to £435, £435 to £456, £456 to £477 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 107 sales that took place in TN11 0, Hadlow, Hildenborough in the last 24 months.
Generate a custom histogram like the one above but based on your own criteria.
You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.
The spread of prices will give you a feel of the typical range to expect in TN11 0, Hadlow. Notably, only 25% of properties that sold recently were valued at more than £493 sqft. For anything to be valued more than this means it has to be more desireable than the clear majority of TN11 0 homes.
Box plot of £ per sqft for TN11 0
Tip: click on the chart to see the values.
The chart above is called a boxplot (or a box-and-whisker plot). Box plots, like histograms, are used to graphically represent the distribution of data, showing the central tendency, spread of the distribution. In the context of £ per square foot property price distributions, box plots represent the variation in property prices within a geographic area e.g. Hadlow. The chart above shows a boxplot for 'TN11 0' as well as the 'TN11' postcode district.
Property price map for Hadlow
Have a look at the interactive price map I created for myself. Use it to explore house prices in 'Hadlow' all the way down to individual property plots.
Hadlow house price forecasting
House prices in TN11 0 fell -1.3% in the last year, -4.3% after inflation. Whether or not this trend will continue depends on many factors, such as wage growth, net migration, interest rates and the level of house building. No one can predict these things with certainty however we can plot the historic trends in house prices in TN11 0 (Hadlow) compared with the wider postcode district of TN11.
House price index for TN11 0
Tip: click on the legend items to show/hide different lines
Download house price index as CSV (premium users only).
The chart above shows changes in 'TN11 0' property prices over the last 20 years. The index is calculated from the average price paid per sqft for property in TN11 0 and is set to 100 in 2004. I'm comparing the trends for TN11 0,Hadlow with the wider postcode district of TN11 What is more interesting is to look at the difference between flats and houses, even those in the same area follow a very different trend, to get a robust enough sample size to see this we need to zoom out and look at house price trends for the entire Tonbridge and Malling local authority.
The dashed lines show nominal house price changes, the solid lines show the same data adjusted for inflation. Economists call this the 'real' price change. You have to take inflation into account when comparing prices over time. It's calculated using the formula:
Real Rate of Return = (1 + Nominal Rate) ÷ (1 + Inflation Rate) – 1In this formula, the nominal rate is the rate of change before any adjustments, and the inflation rate is taken from the Consumer Price Index. The real rate of return is a more accurate measure of change in value, because £1 today does not have the same buying power as £1 in the past. For example, if a savings account pays an interest rate of 3% per year and the inflation rate is 5% per year, the real rate of return is -2%. This means that the investment's value is shrinking by 2% each year.
Historic returns for TN11 0
| TN11 0 sector | TN11 district | |||
|---|---|---|---|---|
| Nominal | Real | Nominal | Real | |
| 20 yr per annum | 2.9% | 0.1% | 3.1% | 0.2% |
| 20 yr total | 77.1% | 1.6% | 82.8% | 4.9% |
| 10 yr per annum | 1.6% | -1.7% | 1.6% | -1.7% |
| 10 yr total | 17.6% | -15.7% | 17.6% | -15.7% |
| 5 yr per annum | -0.2% | -4.9% | 0.7% | -4.1% |
| 5 yr total | -0.9% | -22.3% | 3.3% | -19.0% |
| 1 yr per annum | -1.3% | -4.3% | -1.4% | -4.4% |
| 1 yr total | -1.3% | -4.3% | -1.4% | -4.4% |
This table complements the house price index chart above, presenting the data in a more detailed format. It breaks down the information into 20-year, 10-year, 5-year, and 1-year periods, further categorized by property type. For each period, we display both a per annum rate of change and a total rate of change.
The total rate of change represents the overall change over the entire period. The formula for total return is:
Total return = (Index at end of period ÷ Index at start of period) - 1
The per annum rate of change is the annualized rate of change over the period. This is equivalent to the annual bank savings rate you would need to achieve the same total return over the given period. This annualized return is also known as the Compound Annual Growth Rate (CAGR). The formula for CAGR is:
CAGR = (1 + Total return) ^ (1 ÷ Number of years) - 1
Some specific examples:
- Over the past 20 years, TN11 district have seen a 0.2% annual change when adjusted for inflation. This translates to a total change of 4.9% in real terms.
- Over the past 5 years, TN11 0 sector have seen a -4.9% annual change when adjusted for inflation. This translates to a total change of -22.3% in real terms.
Most recent TN11 0 sales
For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.
Tip: hover over dots to see details
Street level data
| Street | Avg size | Avg £sqft | Recent sales |
|---|---|---|---|
| Baker Lane, Hadlow, TN11 0F | 1,054 sqft | £416 | 14 |
| Tudeley Lane, Hadlow, TN11 0F | 731 sqft | £256 | 9 |
| The Cherry Orchard, Hadlow, TN11 0H | 1,022 sqft | £425 | 9 |
| Carpenters Lane, Hadlow, TN11 0E | 1,087 sqft | £468 | 8 |
| Hazelwood Close, Hadlow, TN11 0F | 1,140 sqft | £463 | 7 |
| Hadlow Park, Hadlow, TN11 0H | 2,518 sqft | £441 | 7 |
| The Maltings, Hadlow, TN11 0D | 699 sqft | £333 | 6 |
| Vauxhall Gardens, Hadlow, TN11 0L | 1,603 sqft | £496 | 6 |
Search for your street here.
Nearby geographies
The table below shows how 'TN11 0' compares to the other postcode sectors in TN11.
| Sector | Lower quartile | Median | Upper quartile | Sales in last 2yr |
|---|---|---|---|---|
| TN9 2 Tonbridge | £427 sqft | £484 sqft | £528 sqft | 341 |
| TN9 1 Tonbridge | £346 sqft | £417 sqft | £483 sqft | 270 |
| TN4 9 Tunbridge Wells | £408 sqft | £473 sqft | £532 sqft | 381 |
| TN4 0 Southborough | £402 sqft | £464 sqft | £524 sqft | 245 |
| TN2 4 Pembury | £409 sqft | £467 sqft | £546 sqft | 222 |
| TN2 3 Tunbridge Wells | £377 sqft | £440 sqft | £515 sqft | 330 |
| TN12 6 Paddock Wood | £381 sqft | £434 sqft | £478 sqft | 400 |
| TN12 5 East Peckham | £345 sqft | £390 sqft | £457 sqft | 66 |
| TN11 9 Hildenborough | £452 sqft | £506 sqft | £599 sqft | 185 |
| TN11 8 Leigh | £435 sqft | £516 sqft | £590 sqft | 58 |
Raw data
Our analysis of TN11 0 is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.
| Address | Paid | sqft | £/sqft |
|---|---|---|---|
| 51, Baker Lane, Hadlow, Hildenborough | £480,000
Feb-2026
|
1,044 | 459 |
| 29, The Maltings, Hadlow, Hildenborough | £111,100
Jan-2026
|
495 | 224 |
| 25, The Forstal, Hadlow, Hildenborough | £405,000
Jan-2026
|
602 | 671 |
About
I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.